We partner with developers, designers, architects, builders, and institutions to transform ordinary spaces into extraordinary places through water, light, sound, and immersive technology. WE CREATE DESTINATION
DEFINING EXPERIENCES
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Water has a unique ability to draw people together. From iconic show fountains and interactive water play to tranquil gardens and immersive environments, we create places people return to again and again. Placemaking
With Water
HAVE US JOIN YOUR TEAM
The most sustainable water feature is one that performs beautifully for decades. Every OTL project is designed to reduce resource consumption while maximizing reliability, efficiency, and long-term stewardship. A SUSTAINABLE APPROACH TO
WATER FEATURES
OTL'S TAKE ON SUSTAINABILITY
Whether you need a trusted partner from concept through long-term operation or specialized expertise at a critical stage, OTL integrates seamlessly with your team to help deliver exceptional outcomes. FROM CONCEPT DESIGN
TO LONG-TERM STEWARDSHIP
LEARN ABOUT OUR PROCESS
OTL creates destination-defining experiences that turn real estate into places people remember, return to, and value.
WE CREATE
MAGICAL EXPERIENCES
See Our Projects

THE PROCESS

01.

CONCEPT

Align vision and goals

02.

DESIGN

Reduce risk and protect budgets

03.

BUILD

Deliver with accountability

04.

ACTIVATE

Ensure operational success

05.

MAINTAIN

Protect the investment

WE CREATE PLACES PEOPLE CHOOSE.

The world’s most memorable destinations are never accidental. They are intentionally designed to bring people together, strengthen communities, encourage exploration, and create experiences worth returning for.

 

Through the integration of water, light, sound, themed environments, and immersive technology, OTL helps transform ambitious visions into places people remember.

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RETAIL & ENTERTAINMENT DISTRICTS

Water features, interactive experiences, and immersive environments transform retail centers into destinations that attract visitors, increase dwell time, encourage repeat visits, and create memorable social experiences.

HOSPITALITY & CULINARY

Signature water features create unforgettable first impressions, elevate the guest experience, encourage exploration and social interaction, and help destinations stand apart in a competitive market.

CULTURAL & CIVIC SPACES

Interactive fountains, water gardens, parks, and immersive public spaces create memorable community destinations that encourage participation, foster civic pride, and strengthen connections between people and place.

CORPORATE CAMPUSES & OFFICES

Distinctive water features and experiential landscapes elevate workplace environments, strengthen brand identity, attract top tenants and talent, and create spaces that encourage connection, collaboration, and well-being.

HEALTHCARE & EDUCATIONAL ENVIRONMENTS

Biophilic water features, healing gardens, and restorative landscapes create calming environments that reduce stress, support wellness, improve user experience, and contribute to healthier and more engaging campuses.

COMMUNITY HOUSING & MULTIFAMILY

Water features and thoughtfully designed outdoor environments create meaningful gathering places that strengthen community identity, increase amenity utilization, enhance resident satisfaction, and support long-term retention.

WHY OTL

Some clients need a trusted partner from vision to long-term operation. Others need specialized expertise at the moments that matter most. That’s exactly why OTL was built.

 

Whether leading the journey or strengthening your existing team, we bring creativity, technical expertise, and accountability to every phase of the project.

FAQ

A water feature becomes a destination when its design creates a compelling experience that gives people a reason to gather, stay, engage, and return. The most successful water features are integrated into the surrounding public space rather than treated as isolated amenities. Scale, movement, sound, lighting, interactivity, seating, circulation, programming, and the relationship between water and adjacent uses all shape the experience. In effective placemaking, those elements work together to turn water into a social and emotional focal point. The goal is not simply to add a fountain. It is to create a memorable place people choose to experience again.

Ideally, a water feature specialist should join the project team during concept design or schematic design. Early involvement allows creative vision, budget, water feature engineering, infrastructure, constructability, controls, operations, and maintenance to develop together instead of being reconciled later. It also helps establish realistic ROM budgets, identify utility and equipment requirements, protect design intent, and reduce redesign or field surprises. Even when an architect, landscape architect, or specialty designer leads the creative concept, an experienced water feature specialist can provide technical guidance that improves feasibility, coordination, long-term performance, and cost certainty before major project decisions are locked in.

Water features typically fail because design, engineering, construction, water quality, controls, and long-term maintenance were not considered as one integrated system. Common problems include poor hydraulic design, inadequate filtration or water treatment, difficult equipment access, improper materials, coordination gaps, overly complex controls, and unrealistic maintenance expectations. These issues can lead to unreliable operation, high maintenance costs, poor water quality, or features that are eventually shut down. The best prevention is early collaboration between the creative team, water feature engineers, builders, operators, and maintenance professionals so the feature is designed for both opening-day impact and decades of practical operation.

A reliable water feature begins by integrating creative design with hydraulics, engineering, controls, water quality, constructability, maintenance access, and lifecycle costs from the start. Reliability is not something added after the design is complete. Equipment needs to be appropriately sized, accessible, serviceable, and suited to the actual operating environment. Filtration, treatment, pumps, piping, controls, and structural coordination all need to work as one system. When those requirements are addressed early, ambitious creative ideas can be delivered without sacrificing performance. At OTL, artistry and engineering are developed together so the experience can remain visually compelling while operating consistently for years to come.

A sustainable water feature minimizes resource use while remaining durable, maintainable, efficient, and valuable over its full lifecycle. Recirculating water systems, efficient pumps and filtration, responsible water treatment, durable materials, smart controls, and thoughtful operating schedules can reduce water and energy consumption. Sustainability also depends on water quality, equipment longevity, ease of maintenance, and the ability to repair or replace components over time. A feature that is resource-efficient on opening day but becomes difficult or prohibitively expensive to operate is not a successful long-term outcome. The most sustainable water features combine responsible resource use with reliability, maintainability, and lasting relevance to the place they serve.

Water features become expensive to maintain when equipment is difficult to access, systems are unnecessarily complex, water treatment is inadequate, or materials and components are poorly suited to the operating environment. Inadequate filtration, proprietary components, poor drainage, hard-to-service pumps and controls, and designs that ignore real operating conditions can all increase lifecycle costs. Deferred maintenance then compounds those problems. The best way to control fountain and water feature maintenance costs is to consider operations during design, simplify systems where appropriate, provide proper service access, specify durable equipment, design effective water-quality systems, and establish a realistic maintenance program. Long-term stewardship begins during design, not after construction.

A design-build approach can reduce coordination gaps by bringing water feature design, engineering, estimating, construction, programming, commissioning, and operational planning into a coordinated process. Decisions can be evaluated simultaneously for aesthetics, performance, budget, schedule, constructability, and long-term maintenance, which can reduce redesign and field surprises while helping protect design intent. Design-build is not the only successful delivery method, and a strong water feature partner should be able to work seamlessly with an existing architect, landscape architect, engineer, or specialty designer. The primary advantage is clearer accountability and earlier coordination between the people designing the feature and the people responsible for building and operating it.

Interactive water features can use sensors, cameras, controls, programmed inputs, or environmental data to allow movement, touch, sound, crowd activity, or other conditions to influence water, lighting, and audio effects. That interaction can transform guests from spectators into participants and make each visit feel different. Responsive fountains and programmable water environments can encourage exploration, play, longer dwell times, repeat visits, and stronger connections between people and place. The technology itself, however, should not become the focus. The most effective interactive systems feel intuitive and support the larger experience, allowing water, light, sound, and the surrounding environment to respond naturally to the people using the space.

The cost of a commercial water feature varies widely based on scale, complexity, materials, hydraulics, structural requirements, water treatment, controls, lighting, interactivity, site conditions, equipment location, and project delivery method. A small architectural fountain and a large interactive or show fountain can have very different budgets even when they occupy similar footprints. The most useful way to establish cost is through an early ROM budget based on the design concept and project requirements. Involving a water feature specialist during concept or schematic design allows the team to compare design options, understand cost drivers, coordinate infrastructure, and make informed decisions before the feature is fully documented.

The timeline for designing and building a water feature depends on the size and complexity of the feature, project delivery method, permitting requirements, coordination with the surrounding development, equipment lead times, and level of programming or interactivity. Simple features can move through design and construction relatively quickly, while large architectural, interactive, or show fountains may require extensive engineering, mockups, specialty fabrication, controls programming, commissioning, and coordination with multiple trades. The most reliable schedule is developed as part of the broader project schedule. Bringing the water feature team in early helps identify long-lead equipment, critical coordination milestones, and sequencing requirements before they become schedule constraints.

An early water feature budget can usually be developed from a concept plan, sketch, rendering, precedent image, narrative, or even a clear description of the intended guest experience. Helpful information includes approximate size, water effects, desired level of interactivity, lighting, materials, operating expectations, equipment location, site utilities, structural conditions, and the project’s overall construction schedule. The design does not need to be complete before budgeting begins. In fact, early ROM pricing is most valuable while the concept is still flexible because the team can evaluate alternatives, identify major cost drivers, and align the creative vision with the available budget before significant design effort is invested.

Commercial water features can range from quiet architectural elements to large-scale interactive and entertainment experiences. Common types include reflecting pools, runnels, cascades, weirs, waterfalls, jets, choreographed fountains, interactive fountains, splash environments, show fountains, water walls, interior features, and water elements integrated with light, sound, or responsive technology. The right type depends on the desired experience, surrounding architecture and landscape, available space, budget, operating requirements, and maintenance strategy. Rather than selecting a feature type in isolation, the strongest projects begin with the role water should play in the place and then develop the appropriate water effects, technology, engineering, and supporting environment around that objective.

WHAT OUR PARTNERS SAY

OTL’s design team precisely captured the look, energy and vibrancy that we wanted for our retail center. Their construction team could not have been more professional as they made the design a reality. The team was prepared, detailed-oriented and showed exceptional knowledge of their craft. Their crew was flexible when necessary, but never wavered on their mission to create a showpiece that OTL and The Island in Pigeon Forge are proud to have their name on.

Bob McManusFor OTL’s Show Fountain at The Island in Pigeon Forge

We were seeking a central showpiece, a “crowning jewel” amenity that would wow visitors and live up to the amazing attractions and features of this new 172-acre park. OTL not only delivered exactly what was promised when we needed it, but you went above and beyond to give us an awe-inspiring water feature that would draw the crowds back again and again. The fact that you were able to design and build this project so that it could be maintained easily and retain its impact as our destination evolves is an added benefit for which we are so grateful.

Andrew C. HenningDirector of Design + Construction, City of Grand Prairie - Planning and Development

It was a pleasure to work with Outside the Lines on this special project for the National Aviary in Pittsburgh, Pennsylvania, the Penguins Point exhibit. The schedule for this project was extremely aggressive; nevertheless, working as a team with our field supervision, the rockwork production was completed on-time and the final product is outstanding. We still get numerous compliments on how great the rocks look and people are surprised to discover that they are concrete artwork!

Edward P. ElinskiPESenior Project Manager, Mascaro Construction Company, LP

This was a complicated project, due to the design of the fountain and the location of the site, which was on top of an active freeway in one of the city's most densely populated areas. In spite of these obstacles, the OTL team worked to ensure everything worked perfectly on opening night. There were certainly challenges along the way, however, the OTL team always rose to the occasion. Today, the Nancy Best Fountain is filled with children and families who enjoy its 5,000-square-foot splash pad every day and spectacular light show every evening.

Kit SawersPresident & CEO, Klyde Warren Park

From the craftsmanship exhibited by the OTL field crews to the integrity demonstrated by executive leadership, it is obvious to CenterCal Properties that a culture of professionalism is securely entrenched throughout the company. The art at both Station Park and The Village at Meridian has not only helped attract thousands of visitors, but is also helping propel the CenterCal Properties name to new levels of recognition as we continue to be honored with both local and national awards. [OTL's] can-do attitude prevailed throughout both projects, resulting in the delivery of both projects on time and on budget.

Craig J. TrottierVice President, Development, CenterCal Properties

The architect had detailed a beautiful fountain, unfortunately the cost to build the fountain was greater than the project budget could afford. The Weitz Company needed a fountain contractor who could come in and work with the architect to modify the design that maintained the design intent while also fitting within the project budget. Outside The Lines (OTL) was able to work directly with the designer in a collaborative manner to help determine a revised designed that ultimately fit within the project budget and allowed the project to move forward.

B.J. FrideresSenior Project Manager, The Weitz Company

OTL’s outstanding track record and extensive experience were major factors in hiring your firm for the reimagining of this SWA legacy project. From engineering to installation, your team understood Williams Square’s unique challenges and history, along with its importance to The City of Irving, Las Colinas, the architects, the sculptor, and our company as landscape architect for the plaza’s renovation. OTL combines a highly developed technical prowess with an inherent sense of artistry that is extremely rare in the industry. This level of expertise can be difficult to find in a design/build partner.

Chuck McDanielManaging Principal, SWA

From the top down, OTL delivered excellence in creativity, technology, teamwork and common sense resulting in an extraordinary gem for the community, the State of Idaho and the greater Northwest. The show fountain is the focal point in this $300 million development. Without OTL's commitment and service, which clearly threads through [the] entire organization, the project would not have been the success it is.

Christopher JonesSenior Project Manager, The Russell Corporation

The job OTL executed for the Pegasus project involved audio and show control systems, waterfalls, fire, and over 100 water jets, which were all integrated into an artificial rock mountain and a massive bronze sculpture (by others). Their designers were able to work with a diverse team and deliver our vision to perfection with overall results that exceeded expectations. OTL’s follow through has been excellent from commissioning the systems to training our onsite staff. We have been operational now for over a year and they continue to be only a phone call away should any issues arise.

Andrew GerthThe Stronach Group

The experience that OTL brought to the Project was critical in solving many issues that were apparent early in the design phase. Due to having fountains that interfaced with scopes of work from our scope, as well as another general contractors and also various design work packages, your management was vital in coordinating all aspects to ensure a successful delivery. Your management staff provided constructability feedback on our concrete forming systems where Okland had to construct linear and elliptical concrete walls with embedded fountain piping system.

Aaron HallProject Director, Okland Construction Company, Inc.

Geo-believability, as OTL owners have coined, was exquisitely delivered at The Modern. Through their use of rockwork carving techniques, craftsmen demonstrated not only their understanding and appreciation of our local geology, but also a tremendous vision of how intricate blends of colors and textures could render artificial rockwork that is undetectable from the natural outcroppings that exist on our property. OTL displayed equal expertise in the blending of color, light and sound when constructing our elegant entry fountain, which turned out to be the perfect "welcome home" for our residents and guests.

Victor B. CividiniSenior Vice President, SJP Properties

The creek feature crafted by Outside the Lines is not only the namesake of the project but one of its focal point. It is evident that Jacobson Construction made the right choice in selecting Outside the Lines for this monumental task. The Creek is beautifully and superior in its craftsmanship. It truly was a great experience working with OTL. OTL’s senior management, supervisors and craftsmen, all shared the common goal of giving their best and company’s “can-do” attitude shined brightly from the first day you step on site until the work was completed.

Brent RowleyConstruction Manager, Jacobsen Construction Company

FEATURED PROJECTS

Every OTL project begins with a vision and ends with a place people remember.

EpicCentral / Illuvia

EpicCentral / Illuvia

Grand Prairie, Texas
Texas Live!

Texas Live!

Arlington, Texas
Legacy West

Legacy West

Plano, Texas
The Island in Pigeon Forge

The Island in Pigeon Forge

Pigeon Forge, Tennessee
Mountain View Village, Phase II

Mountain View Village, Phase II

Riverton, Utah
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INTERACTIVE EXPERIENCES, REIMAGINED.

The best projects begin long before construction. Our Insights share ideas, lessons, and emerging technologies shaping the future of experiential placemaking.

EXPLORE INSIGHTS

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THE NEXT ICONIC

DESTINATION

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What We Believe

Great places aren’t measured by what they’re made of.
They’re measured by how they make people feel.
Relationships matter more than transactions.
Engineering and artistry belong together.
Innovation should always have purpose.
And while perfection may never be fully attainable, the relentless pursuit of it leads to excellence.
That’s how we’ve approached every project since 2007.
That’s OTL.

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